Selling a home in Boerne or Fair Oaks Ranch will cost you between 6 and 10 percent of the sale price when you add up commissions, closing costs, repairs, and taxes. On a $700,000 home, that range runs $42,000 to $70,000. On a $1.2 million home, it runs $72,000 to $120,000. Those numbers come out of your proceeds at closing, not out of pocket before you list, but they directly determine what you walk away with, and most sellers in this market underestimate them until they see the closing statement.
Knowing every line item in advance changes how you price, how you prepare, and how you negotiate. This is the full breakdown.
The Full Cost Breakdown at a Glance
| Cost Category | Typical Range | On a $700K Sale |
|---|---|---|
| Agent commission | 2.5% – 6% | $17,500 – $42,000 |
| Seller closing costs | 1% – 3% | $7,000 – $21,000 |
| Repairs and pre-sale prep | $2,000 – $15,000+ | Varies by condition |
| Staging | $1,500 – $6,000+ | Varies by home size |
| Capital gains tax | 0%, 15%, or 20% | Depends on profit |
| Mortgage payoff | Remaining balance | Varies |
| Total estimated costs | 6% – 10%+ | $42,000 – $70,000+ |
Every line item below is something you can plan for, negotiate, or in some cases minimize entirely.
Agent Commission
Commission is typically the largest single cost in a home sale, and it is also the line item sellers most often try to compress in ways that cost them more than they save.
Following the National Association of Realtors settlement that took effect in 2024, how commissions are structured and disclosed has changed. Buyers now negotiate compensation with their agents separately, and seller obligations have shifted from the traditional all-in split model. What this means practically is that commission arrangements vary more than they used to, and the conversation with your listing agent before you sign anything matters more than it did five years ago.
On a $700,000 sale in Boerne or Fair Oaks Ranch, total commission costs can range from $17,500 to $42,000 depending on your specific arrangement and what the buyer's agent situation looks like. The more important number to focus on is not the commission percentage itself but the net proceeds it produces. An experienced listing agent who prices accurately, markets aggressively, and negotiates effectively will consistently produce a higher net than a discounted commission agent who undersells the home or leaves money on the table in the contract.
What changed about real estate commissions after the NAR settlement?
The NAR settlement that took effect in 2024 changed how buyer's agent compensation is disclosed and negotiated. Sellers are no longer required to offer buyer's agent compensation through the MLS, and buyers now negotiate their agent's fee directly. In practice, many transactions in the Boerne and Fair Oaks Ranch market still involve some form of seller-paid buyer's agent compensation as a negotiating tool, but the structure is now explicitly discussed and agreed upon rather than assumed. Your listing agent should walk you through the current local standard before you sign a listing agreement.
Seller Closing Costs
Buyers carry the majority of closing costs, but sellers in Texas pay their own share, typically 1 to 3 percent of the sale price. These costs are deducted from your proceeds at closing rather than paid out of pocket in advance, but they reduce your net meaningfully.
Common seller closing costs in the Boerne and Fair Oaks Ranch market include:
Title insurance. In Texas, the seller customarily pays for the buyer's owner's title insurance policy. On a $700,000 sale, budget approximately $3,500 to $4,500 for this line item depending on the title company.
Escrow and closing fees. The title company managing the closing charges a fee for their services. This is sometimes split between buyer and seller, sometimes paid by one party, and it will be spelled out in your contract.
HOA transfer fees and prorations. If your home is in a community with a homeowners association, expect a transfer fee and prorated dues through the closing date. In communities like Cordillera Ranch, Menger Springs, or Esperanza, HOA and private club dues can be a meaningful proration depending on where in the billing cycle you close.
Prorated property taxes. Texas property taxes are paid in arrears, which means at closing you will owe taxes for the portion of the year you owned the home. Given Kendall County tax rates, this proration can be a significant line item on a luxury property. Your closing disclosure will show the exact amount.
Recording fees. Minimal, but present. Typically $100 to $300.
Repairs and Pre-Sale Preparation
This is the cost category sellers in Boerne and Fair Oaks Ranch have the most control over, and the one that is most directly connected to your final sale price.
Buyers in the $700,000 to $2 million range in this market are not tolerant of deferred maintenance. They are purchasing at a price point where move-in readiness is an expectation, not a bonus. A home that shows signs of neglect, whether a failing HVAC system, outdated fixtures, or landscaping that underperforms the neighborhood standard, will either sit on the market or generate offers with aggressive inspection concession requests.
Common pre-sale costs for Boerne and Fair Oaks Ranch homes include:
- Fresh interior paint in current neutral finishes: $3,000 – $7,000 depending on square footage
- Professional deep cleaning: $300 – $800
- Landscaping refresh and Hill Country-appropriate plantings: $1,500 – $5,000
- HVAC service and documentation: $150 – $500
- Roof inspection and minor repairs: $300 – $2,000
- Pool service and equipment documentation for homes with pools: $200 – $600
- Minor repairs from deferred maintenance: $1,000 – $5,000
Post-inspection repair requests are a separate conversation. Even well-maintained homes in Boerne generate inspection reports with findings, and buyers at the luxury price point typically request either repairs or a price concession as a condition of moving forward. Budget $2,000 to $8,000 as a planning number for post-inspection negotiations. Going into that conversation with a number in mind gives you leverage rather than reaction.
The strategic question is not how much to spend. It is which investments return more than they cost. Your listing agent should walk you through a prioritized preparation list based on what buyers in your specific neighborhood and price range are actually scrutinizing.
How much should I spend preparing my Boerne home for sale?
The right preparation budget for a Boerne or Fair Oaks Ranch home depends on the home's current condition, its price point, and the specific expectations of buyers in that segment. At the $700,000 to $1.5 million range, buyers expect move-in readiness and will discount or walk away from homes that show deferred maintenance. A well-directed pre-sale investment of $5,000 to $15,000 on the right items, identified with your listing agent, will consistently return more than it costs in final sale price and negotiating position.
Staging
Professionally staged homes in the Texas Hill Country luxury market sell faster and at higher prices than comparable unstaged homes. That relationship is consistent enough that staging should be treated as a marketing expense with a measurable return, not an optional aesthetic choice.
For occupied homes, staging typically means editing and repositioning existing furniture, removing personal items that make it harder for buyers to visualize the space as theirs, and adding specific pieces that photograph well and reinforce the home's lifestyle positioning. For vacant homes, professional staging with rented furniture is strongly recommended. Empty rooms in a 4,000 square foot Hill Country estate feel cavernous and confusing in listing photography, and listing photography is where the majority of buyer decisions begin.
Staging cost ranges for Boerne and Fair Oaks Ranch homes:
- Consultation with seller-executed changes: $300 – $600
- Partial staging of key rooms: $1,500 – $3,500
- Full professional staging for occupied home: $2,500 – $5,000
- Full professional staging for vacant home: $4,000 – $8,000+
- Virtual staging for photography only: $200 – $600
Your listing agent should have established relationships with staging professionals who understand the Hill Country aesthetic and the buyer expectations in your specific price range.
Capital Gains Tax
Capital gains tax surprises more sellers in the Boerne and Fair Oaks Ranch market than almost any other closing cost, particularly sellers who purchased before 2018 and have seen significant appreciation.
When you sell a home for more than you paid for it, the profit is a capital gain. The IRS provides a meaningful exclusion for primary residences:
- Single filers can exclude up to $250,000 in profit from capital gains tax
- Married couples filing jointly can exclude up to $500,000 in profit
To qualify, you must have owned the home and lived in it as your primary residence for at least 2 of the last 5 years before the sale.
On a $1.2 million sale of a home purchased for $600,000, a married couple's $600,000 gain exceeds the $500,000 exclusion by $100,000. That $100,000 is subject to capital gains tax at either 15 or 20 percent depending on household income, producing a tax liability of $15,000 to $20,000 that will not appear anywhere in their listing agreement but will reduce their net proceeds at closing.
The critical planning tool here is your adjusted cost basis. Your taxable profit is not simply sale price minus purchase price. Major improvements made during ownership, buying-side closing costs, and selling expenses all reduce your taxable gain. Sellers who have owned their Boerne or Fair Oaks Ranch home for ten or more years and invested significantly in improvements often find their actual taxable gain is meaningfully lower than their first estimate. A CPA who handles Texas real estate transactions should review your position before closing if your gain is anywhere near or above the exclusion threshold.
Do I pay capital gains tax when I sell my home in Texas?
Texas has no state income tax, so there is no state-level capital gains tax on a home sale in Texas. Federal capital gains tax still applies. The IRS allows primary residence sellers to exclude up to $250,000 in profit from federal capital gains tax for single filers and up to $500,000 for married couples filing jointly, provided the home was their primary residence for at least 2 of the last 5 years. Profit above those thresholds is taxed at 15 or 20 percent depending on taxable income. Sellers should consult a CPA to calculate their adjusted cost basis before closing.
Mortgage Payoff
If you carry a mortgage on your Boerne or Fair Oaks Ranch home, the remaining balance is paid off from your sale proceeds before you receive anything. Your lender will provide a payoff statement that reflects the balance plus accrued interest through the anticipated closing date. That number will differ from your current statement balance and from what any online calculator produces, and the payoff statement is the authoritative figure for closing purposes.
Most contemporary mortgages carry no prepayment penalty, but if your loan was originated as part of a refinance or an investor product, verify before you are under contract. A prepayment penalty on a $700,000 payoff can be a significant surprise at the closing table.
If your remaining loan balance is close to your anticipated sale price, have that conversation with your listing agent before you list. Understanding your equity position precisely shapes pricing strategy, negotiating flexibility, and timing decisions.
Costs Sellers in Boerne Often Overlook
Moving costs. Professional movers for a local move within the Hill Country or to San Antonio typically run $2,000 to $5,000. Out-of-state moves can run $8,000 to $15,000 or more. This is a real expense that reduces your net and should appear in your planning budget from day one.
Carrying costs during a gap period. If your next home's closing does not align with your sale date, you may carry two mortgage payments, two sets of utilities, and HOA dues on both properties simultaneously. Even a 30-day gap on a $700,000 home with a $4,000 monthly mortgage payment is $4,000 in carrying cost that your net sheet will not automatically capture.
Home warranty for the buyer. Sellers in Boerne and Fair Oaks Ranch who want to strengthen their offer position sometimes include a one-year home warranty covering major systems and appliances. These typically cost $500 to $800 and can reduce buyer hesitation around older HVAC systems or appliances.
HOA special assessments. If your community has a pending or recently approved special assessment, that obligation may transfer or prorate at closing. Review your HOA financials before listing.
How to Calculate Your Net Proceeds
Your net proceeds are what you actually keep after every line item is settled. The formula is straightforward
Sale Price
- Mortgage Payoff
- Agent Commission
- Seller Closing Costs
- Repairs and Staging
- Capital Gains Tax (if applicable)
= Net Proceeds
Example on a $900,000 Boerne sale:
| Amount | |
|---|---|
| Sale price | $900,000 |
| Mortgage payoff | – $380,000 |
| Agent commission (5%) | – $45,000 |
| Seller closing costs (2%) | – $18,000 |
| Repairs and staging | – $10,000 |
| Capital gains tax | $0 (within exclusion) |
| Net proceeds | $447,000 |
Before you sign a listing agreement, your agent should provide a seller's net sheet, a detailed line-item estimate of your proceeds based on your specific loan balance, anticipated sale price, and local closing cost norms. If your agent does not offer one proactively, ask for it. It is a standard document and the foundation of any serious listing conversation.
How to Maximize What You Keep
Price accurately from day one. In Boerne and Fair Oaks Ranch, overpriced homes accumulate days on market quickly, and days on market create buyer leverage. A home that sits for 60 days and then reduces its price will almost always net less than a home that was priced correctly from the start and sold in the first two to three weeks.
Prioritize the right repairs. Not every pre-sale investment returns its cost. Your listing agent should help you identify which improvements move the needle for buyers in your neighborhood and price range, and which ones you can skip.
Know your tax position before you list. If your gain is near or above the exclusion threshold, a conversation with a CPA before you go to market gives you time to plan rather than react. The adjusted cost basis calculation alone can save a meaningful amount in federal tax.
Negotiate from a position of knowledge. Sellers who understand their carrying costs, their net sheet, and their true flexibility going into offer negotiations make better decisions than sellers who are reacting to each buyer request without a clear picture of their bottom line.
Frequently Asked Questions: Selling a Home in Boerne and Fair Oaks Ranch
How much does it cost to sell a home in Boerne, TX? Selling a home in Boerne typically costs between 6 and 10 percent of the sale price when agent commission, seller closing costs, repairs, staging, and applicable taxes are combined. On a $700,000 home, that range runs $42,000 to $70,000 in total selling costs. The largest single line item is usually agent commission, followed by seller closing costs including title insurance and prorated property taxes. Every seller should receive a detailed net sheet from their listing agent before signing a listing agreement.
What closing costs do sellers pay in Texas? Sellers in Texas typically pay for the buyer's owner's title insurance policy, escrow and closing fees, prorated property taxes, HOA transfer fees and prorations where applicable, and recording fees. Total seller closing costs in Texas generally run 1 to 3 percent of the sale price. Texas does not impose a state transfer tax on real estate sales, which keeps seller closing costs lower than in many other states.
Is there a capital gains tax on home sales in Texas? Texas has no state income tax, so there is no state capital gains tax on home sales. Federal capital gains tax applies to profit above the IRS primary residence exclusion, which is $250,000 for single filers and $500,000 for married couples filing jointly. Sellers whose profit exceeds those thresholds should consult a CPA before closing to understand their federal tax liability and calculate their adjusted cost basis, which can meaningfully reduce the taxable gain.
What is a seller's net sheet in real estate? A seller's net sheet is a detailed estimate of the proceeds a seller will receive after all costs, including mortgage payoff, commission, closing costs, and any other deductions, are subtracted from the anticipated sale price. A reputable listing agent provides a net sheet before a seller signs a listing agreement. It is the essential planning document for any home sale and gives sellers a clear picture of what they will actually walk away with at closing.
How long does it take to sell a home in Boerne, TX? Homes in Boerne that are priced accurately and presented at a high level are currently generating serious buyer activity within the first two to four weeks of listing. Homes priced above market or with presentation issues are taking 60 to 90 days or longer, often requiring price reductions that erode the final net. The Boerne and Fair Oaks Ranch market rewards sellers who enter correctly and penalizes those who test the market with an inflated asking price.
If you are preparing to sell your home in Boerne or Fair Oaks Ranch and want a detailed, no-surprises net sheet based on your specific property and loan position, contact Alexis Weigand Real Estate. Call 210.987.8801.
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